Thursday, July 17, 2008

Economic Sentiment In The US Getting Gloomier

Source : The Business Times, July 17, 2008

Bernanke says growth could be slower, inflationary pressures could continue mounting

US FEDERAL Reserve chairman Ben Bernanke was a bearer of bad economic news during his testimony before the Senate Banking Committee on Tuesday, suggesting that the problems facing the American economy were actually more severe than they have been for several years.

Credibility on the line: The argument made by critics in Washington these days is that the public is not going to tolerate the current conditions that allow big financial institutions to make profits in good times while making it necessary that their losses be 'socialised' through government assistance during bad times

Economic growth would probably be slower than expected while inflationary pressures could continue mounting. And the notion that inflation is up while growth is down isn't going to improve the mood of officials and lawmakers in Washington.

American consumers and investors may have already concluded that the Fed, believing inflation could get higher than expected in the coming months, is not going to lower interest rates anytime soon.

'Over the remainder of this year, output is likely to expand at a pace appreciably below its trend rate, primarily because of continued weakness in housing markets, elevated energy prices and weak credit conditions,' Mr Bernanke said during the semi-annual testimony on the US economy.

While the Fed chief predicted that the economy would improve 'gradually' in the next two years as a result of a slow recovery in the housing market, and some improvement in credit conditions - in practical terms, that means that housing may level out around the end of 2008 and that overall inflation will slow in 2009-2010.

But he also stressed the 'considerable uncertainty' regarding these more optimistic forecasts. And America's central banker emphasised that 'many financial markets and institutions remain under considerable stress, in part because the outlook for the economy, and thus for credit quality, remains uncertain'.

With the stock market dipping, inflation rising, oil prices soaring, the US dollar falling, and the continuing mess in the housing market coupled with the tightening financial crunch, there is clearly a growing sense of concern among Americans about their economic future.

As it is, at least 81 per cent of Americans have negative views about the economy, according to a recent Gallup poll. Other opinion polls show that more than half of the voters consider the economy to be the most important issue in the presidential election campaign. Against the backdrop of the collapse of IndyMac Bancorp, the large lender that was seized by federal regulators on Friday and the huge federal rescue plan of Fannie Mae and Freddie Mac, Mr Bernanke's depressing testimony was bound to raise the anxiety of Americans over the condition of the economy and highlight the problems that would be facing either Democratic president Barack Obama or Republican president John McCain next year.

And it is unlikely that the comments made by President George W Bush on Tuesday that 'there's a lot of positive things for our economy' are going to help change the depressing mood around the country.

While it would be an exaggeration to call some of the measures proposed to deal with the current economic crisis as 'creeping socialism', these plans provide government assistance to the two federally chartered agencies that are the biggest players in the residential mortgage market; consider legislation that will strengthen public oversight of financial institutions; discuss new ways that the government could stimulate the economy; and reflect a growing willingness among both Democrats and Republicans to encourage the government to play a more activist role in the process. In fact, some mainstream pundits have proposed in recent days that the government nationalise Fannie Mae and Freddie Mac. Many Democrats are pushing for legislation against 'speculation' in the energy market, which could lead to government curbs on the futures market.

And if more banks and financial institutions collapse in the coming months, triggering demands for more federal assistance, including bailouts, Congress is expected to demand that the government have more supervision and even control over the operation of these private companies.

The argument made by critics in Washington these days is that the public is not going to tolerate the current conditions that allow big financial institutions to make profits in good times while making it necessary that their losses be 'socialised' through government assistance during bad times.

This 'statist' economic mood in Washington explains why some investors in Washington are worried that Mr Obama, together with a Congress controlled by a larger Democratic majority, could take steps to impose new regulations on the financial industry.

While that could happen under worsening economic conditions, most political analysts, pointing to the close ties between the top financial houses on Wall Street and the Democratic leaders, believe that Mr Obama would continue pursuing policies friendly to the business community.

In any case, one of Mr Obama's main tasks during the last months of the election campaign would be to convince American voters that there is a connection between the war in Iraq, and in particular the gigantic increase in defence spending, and the worsening economic conditions. It remains to be seen if he will succeed.

The growing economic anxiety does pose a major challenge to Mr McCain and other Republican leaders who seem to be committed to the policies of the current Bush administration that is seen by most Americans as responsible for the current economic problems.

The combination of more job losses and rising inflation coupled with falling consumer confidence could prove to be politically deadly for any Republican running for office this year.

It is worth noting that it was the same kind of economic environment that prevailed in the US in the late 1970s, and it helped bring to power Republican presidential Ronald Reagan.

Property Transactions With Contract Dates Between 30th June - 5th July, 2008

LaSalle Fund Says Aussie Reits Are Good Buy Now

Source : The Business Times, July 17, 2008

Trusts hit by fears of rising financing costs arising from global credit crisis

(SYDNEY) Now is the time to pick up cheap Australian property trusts because the country's economic fundamentals are strong, according to a securities fund manager at property specialist LaSalle Investment Management.

Uncertainty: Office buildings and commercial towers stand in the CBD of Sydney. Australian Reit investors are bracing for earnings reports due to be delivered next month

Concerns are mounting about the future prospects for Australian real estate investment trusts (Reits) ahead of their earnings reports, as the global credit crisis hits financing costs for the highly leveraged industry.

Australia's property sector has dropped 45 per cent this year and Australian Reits are traded at an average 24 per cent discount to net asset value, compared to an average of an 8 per cent premium in the past.

That implies a rise in capitalisation rates - annual rent as a proportion of a building's value - of more than 150 basis points for commercial property.

'The market is concluding that there's (a cap-rate) expansion, which is far greater than what we believe or see in the market place,' said Todd Canter, chief executive for LaSalle Investment Management Securities Asia-Pacific. 'Here, we have a unique opportunity to buy some of the world's best real estate companies at an incredible discount to NAV,' said Mr Canter, noting that US Reits are trading at a narrower, 19 per cent, discount to NAV.

Capitalisation rates for Australian Grade A office buildings may widen by 50 to 75 basis points, but no more, Mr Canter said.

'We think that there is great value to be found globally, specifically places like Britain and Australia,' he added during a media briefing here.

Australian Reit investors are bracing for earnings reports due to be delivered next month. Last week, GPT Group saw its shares tumble as it slashed its 2008 earnings and dividend forecasts by more than a quarter. Other Reit prices also fell as the likes of Mirvac Group followed suit with grim forecasts.

Debt spreads for the best borrowers have widened to 110 basis points from 50 basis points six months ago, according to JPMorgan analyst Rob Stanton.

He says higher borrowing costs would cut compound annual growth rate for Reit distributions per share to 1.5 per cent from a previously forecast 2.8 per cent over five years. -- Reuters

M'sian Real Estate Sector May Face Rocky Road Ahead

Source : The Business Times, July 17, 2008

Developers currently relying on more resilient higher-end segment

in Kuala Lumpur SINCE real estate is a natural hedge against inflation, buying property in Malaysia would seem a capital idea, with inflation running at its highest level in more than 20 years. But in these uncertain times, other variables have to be considered.

Property players say the sector was quieter in the first half of 2008, with significantly fewer launches. But the real test will be seen in the coming months when US economic problems hit home - America is one of Malaysia's biggest trading partners - and the recent huge jump in fuel and energy prices starts to bites.

Building contractors are under stress, with many turning down government jobs that they say they will lose money on because of the soaring cost of materials.

The Master Builders Association of Malaysia has warned that more projects could be abandoned. So buyers will have to exercise care. As of January this year, Selangor, which sees the most launches, had 100 abandoned residential projects involving almost 34,500 units and 29 commercial projects involving some 4,500 units, the Selangor chief minister revealed recently. Many of these projects are poorly located or were started by parties with suspect track records.

Developers not confident of passing on higher construction costs to buyers are opting not to launch new projects for the time being. Those confident they have a niche market are willing to proceed, even if take-up rates are slower - which may well be the case given asking prices have doubled in the past two or three years in popular areas such as the KL City Centre (KLCC).

For the past five or six years the property market has enjoyed brisk sales. But with plenty of supply in the pipeline, investors are wary of a mismatch in future supply and demand.

Most players think properties costing up to RM300,000 (S$125,288) are likely to be hit hardest, as lower to middle income earners find it harder to cope with the soaring cost of living.

Developers are relying on the higher-end segment, which appears more resilient. iProperty.com Group says there are some indications of fewer transactions even at the high end, but that this is not significant - unlike in Singapore.

'There are still buyers at the same prices as before and nobody is desperate to sell,' says iProperty.com executive chairman Patrick Grove. Foreigners continue to look in the elite areas of KLCC, Bangsar and Mont Kiara.

Indeed, The Star newspaper recently quoted developers as saying properties priced at more than RM1 million are snapped up fastest, usually in a week, whereas those priced below RM300,000 take more than nine months and those costing RM300,000 to RM800,000 take six to 12 months.

Mr Grove believes prices will have to rise because costs have gone up, but says developers can only pass on cost increases bit by bit and will have to absorb as much as they can for the time being.

Prices will ultimately be determined by demand, rising costs notwithstanding, says PPC International executive director Thiruselvam Arumugam. 'Developers can increase the prices, but demand will just not be there,' he reckons. 'This will result in an overhang, and eventually prices will have to come down.'

The commercial sector in the Klang Valley remains a bright spot, with particularly strong interest among Korean and West Asian investors, according to property consultants, who point to new benchmarks being set, especially in the city centre.

Mr Grove pinpoints Johor's Iskandar Malaysia zone as an area to keep an eye on 'as we start to see more progress with what is being built there and the take-up in general'.

In Penang, however, there is a reported 2.8 million sq ft glut of office space, with the occupancy rate only 74 per cent.

Niche retail projects appear to be attracting strong investor interest. SP Setia recently announced plans for a joint venture with the Singapore-based Lend Lease Asian Retail Investment Fund 2 for a RM750 million retail mall in Shah Alam, Selangor, where the Malaysian developer has a township.

Besides the relatively weak ringgit, Malaysian real estate is still some of the region's cheapest and entry points are good, say Lend Lease executives, who are on the lookout for other retail projects in the Klang Valley where they can add value and differentiate from those that already exist. Another international mall operator is expected to announce a tie-up later this year with iBhd on its RM2 billion iCity mall, also in Shah Alam.

Analysts expect the going to be tough over the next 12 months and are underweight on property counters, saying most developers are already posting lower profits. According to UBS, the sector has fallen by an average of 45 per cent. Government-linked MRCB has posted the sharpest decline in share price of about 60 per cent.

KLCC Properties, which has most of its assets in the city centre, where occupancy remains high, registered the lowest loss of about 20 per cent. Sime Darby Property was quick to move last month before times get rougher, selling more than double its target over a 10-day home fair involving real estate in its nine townships.

Forced Sales Loom Over UK Real Estate Scene

Source : The Business Times, July 17, 2008

Wave of commercial property sales may cause 1990s-style market crash

(LONDON) Britain's economic slowdown heralds a wave of forced commercial property sales that could yet tip a downturn in real estate markets into a 1990s-style property crash.

Hardest hit: The biggest casualties in the UK to date have been mid-sized and regional residential property developers such as City Lofts and Chase Midland

Some new buildings could be left empty, while others could be taken over by creditors, causing the all too familiar drag effect that haunted the industry for more than a decade last time around.

It took almost 13 years for UK commercial property values to regain their 1989 highs, according to Investment Property Databank.

Far fewer new offices are going up in London than was the case almost 20 years ago, and creditor banks have learned that foreclosure can make a bad property situation worse, but property derivative traders sense trouble ahead as occupier demand begins to wilt.

Much like UK housing index derivatives, commercial property index derivatives have priced in expectations of a total drop in values of about 35 per cent from last summer peaks to 2010/11.

Insolvency analysts are also gearing up for an expected surge in commercial property-related business, even though any debt-related distress has so far been limited to overstretched buy-to-let speculators and regional residential developers.

'Many borrowers are reliant on income from tenants to meet interest commitments to their debt providers,' said Jon Gershinson, who heads the insolvency team at property services firm Allsop. 'As the economy continues to weaken, this carries the inherent risk of tenant default and therefore those borrowers having difficulty meeting interest payments.'

The speed of the correction in property prices since the market peaked a year ago has been far faster than the last property crash nearly 20 years ago, with commercial real estate values down by a fifth and house prices almost 10 per cent down.

Soon after the 1989 property price peak the UK economy was in deep recession - recording five straight quarters of negative growth in 1991-92. With growth weakening, mortgage lending is being reined in.

Job losses are mounting and consumer spending power is being eroded. The Bank of England is unable to cut interest rates for fear of stoking inflation, so that 'r' word is again on some economists' lips in 2008.

UK economic growth decelerated to 0.3 per cent quarter-on-quarter in the first three months on 2008 and is expected to have ticked lower again in the second quarter.

The ensuing damage has been manageable to date, partly due to the lessons learned during Britain's last property crash.

Tighter regulation and changed attitudes mean UK banks are less aggressive than they used to be when it comes to clamping down on problem home loans.

'Lenders have learned a lot from the last crisis,' said Sarah Robson of the Council of Mortgage Lenders. 'It is not in their interest to take possession of properties . . . It is far better for them to work to find a repayment arrangement with the borrower and keep them in the property, repaying the loan.' News last week that British housebuilder Barratt Developments had secured easier terms on a £400 million pounds (S$1.08 billion) loan also showed indebted housebuilders had some wiggle room, even as land values and new home sales sank.

The biggest casualties to date have been mid-sized and regional residential property developers such as City Lofts and Chase Midland, who called in administrators earlier this month.

Property developers have also been more disciplined than in the early 1990s, leading to a greater balance between supply and demand that reduced the potential for a massive overhang of new buildings that might take years to work off.

There is no mega-commercial project to compare with the emergence 20 years ago of a new financial district at Canary Wharf, notwithstanding London's 2012 Olympics site.

About 29 million square feet of new office space was built in central London in 1989-1991 - a little less than double what is expected in 2008-2010, according to Peter Damesick, head of UK research at property services firm CB Richard Ellis . -- Reuters